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Hopkins Historical Society Update; MornsonCITY OF HOPKINS Memorandum To: Honorable Mayor and Council Members From: Michael Morrison Date: September 6, 2017 Subject: Hopkins Historical Society City Manager At Tuesday's meeting, the Hopkins Historical Society will be present to discuss with Council the Historic Structure report. In addition, a member of the Firm, MacDonald and Mack Architects will be present to assist the members of the Hopkins Historical Society Board. I have attached a portion of the report with this item since I sent the entire report to you as an earlier date. Attachments: Portion of Historic Structure Report LEI IL ■ fla i�i����ii umillllli :7 r= = == HISTORIC STRUCTURE REPORT FOR THE ALBERT PIKE LODGE NO. 237 A.F. AND A.M. 907 MAINSTREET I HOPKINS, MN 55343 PREPARED FOR THE HOPKINS HISTORICAL SOCIETY SUBMITTED 11 AUGUST 2017 CONTENTS INTRODUCTION ...........................1 Study Summary ................................1 Methodology.................................1 Project Participants .............................2 Acknowledgements .............................2 BUILDING HISTORY ........................3 Timeline of Modifications .........................10 BUILDING DESCRIPTION ..................... 13 General Building Description ......................15 Exterior..................................... 16 Interior ...................................... 18 Main Floor Main Assembly Holl ..........................18 Lobby....................................24 Office...................................25 West Antechamber .......................... 27 Toilet Room ............................... 27 West Closet...............................27 East Antechamber ...........................27 East Closet... ............................ 27 Back Work Room ........................... 28 Bock Stairway .............................. 28 Lower Level Kitchen ................................... 28 Mechanical Room ........................... 28 Assembly Holl..............................29 Men's Toilet Room ...........................29 Women's Lounge ........................... 30 Women's Toilet Room ........................30 Storage..................................30 Front Stair...................................30 Upper Level Second Level Room ..........................31 Attic...................................... 31 CONTENTS FUTURE PLANNING CONSIDERATIONS.......... 33 Philosophy of Treatment ..........................35 Accessibility..................................37 Wheelchair Accessible Entrance .................37 Elevator..................................41 Door Hardware ............................. 41 Toilet Rooms ............................... 43 Egress...................................... 43 Door Hardware ............................. 43 Path of Egress..............................44 Exit Signage and Lighting ......................44 Space Planning................................45 Occupancy Calculations ......................45 Theater Chair Storage Space ...................47 Prioritizing Work ............................47 CONDITIONS AND RECOMMENDATIONS........ 49 Exterior ..................................... 51 Stone and Brick Masonry .........................51 Mechanical Report Electrical and Utilities ...........................52 Asbestos Report Signage........................... .......... 52 Concrete Paths and Stairs ........................53 Doors...................................... 54 Windows .................................... 54 Wood...................................... 55 Stucco...................................... 55 Roof and Storm Water Management.................55 Roof Configuration Recommendations ...............56 Interior......................................56 Main Assembly Hall ............................56 Lobby...................................... 61 Office......................................63 East and West Antechamber ...................... 64 Main Floor Toilet Room ..........................64 East and West Closets ...........................64 Back Work Room .............................. 65 Bock Stairway ................................. 66 Kitchen..................................... 67 Mechanical Room..............................71 Lower Level Assembly Hall ........................71 Men's Toilet Room .............................72 Women's Lounge .............................. 72 Women's Toilet Room ...........................73 Storage Room ................................ 74 Front Stairway.................................74 Second Level Room ............................. 75 Attic........................................ 78 CONCLUSION AND NEXT STEPS ............... 79 Summary of Work in Phases and Cost Estimates ........81 APPENDICES..............................85 Appendix A: Structural Report Appendix B: Mechanical Report Appendix C: Asbestos Report Appendix D: Existing Plans INTRODUCTION LOCATION Albert Pike Lodge No. 237 A.F. and A.M. 907 Moinstreet Hopkins, MN 55343 HISTORIC DESIGNATION Eligible for Listing in the National Register of Historic Places STUDY SUMMARY This study was commissioned by the City of Hopkins, and was directed by the lessee of the Albert Pike Lodge, the Hopkins Historical Society (HHS). It was made possible by the Arts and Cultural Heritage Fund from the Minnesota Historical Society, The Hopkins Historical Society intends to use the building as its new home and museum. The primary purpose of this Historic Structures Report is four -fold: • First, to survey and evaluate the physical condition of the building, including site, exterior, and interior features. • Second, to document the building's history and function as the Albert Pike Masonic Lodge, in preparation for building adaptations to enable the HHS's functions. • Third, to define historic preservation treatment objectives and recommend remedial work. • Fourth, to prioritize remedial work, recommend future uses for existing spaces, and develop construction cost estimates. The HHS plans to use this document to guide them in the decision- making processes surrounding their relocation to the Albert Pike Lodge from their current location. For this reason, we have focused our study on the aspects of the building which will be crucial to their new use, which include library research space, gallery exhibit space, artifact and archive storage, office space, and event space. In our study of these uses, ADA and code compliance are at the forefront. METHODOLOGY Field survey investigations were conducted during the winter and spring of 2017 in orderto inventory, record, and analyze the physical condition of the architectural and structural features of the Albert Pike Lodge. MACDOwiul-Aluw . n1i1 0 All investigations were non-invasive. Some hazardous material testing was recommended to the HHS during the investigation process, and in this report. Documentary investigations also occurred in the files of the HHS and the materials in storage at the Albert Pike Lodge. PROJECT PARTICIPANTS MacDonald and Mack Architects led the project. Angela Wolf Scott served as Principal Architect -in -Charge. Staff member Sarah Ward had a major role in on-site investigations, documentary research, building analysis, report writing, and production. MacDonald and Mack Architects was assisted by structural engineer David Macdonald of Mattson Macdonald Young Structural Engineers; mechanical and electrical engineer Cory Sutherland of Hallberg Engineering. ACKNOWLEDGMENTS The authors wish to thank the following individuals who were generous with their time and knowledge and assisted in this Historic Structure Report project for Albert Pike Lodge: Director of the Hopkins Historical Society Thomas Malaskee Hopkins Historical Society Board Members John Cooley, President Dean Empanger, Chairman Emeritus James Zdrazil, Secretary Sheldon Berg Rick Brousen Colin Brown Nora Davis Marlene Dvorak Jim Genellie Andrew Kitt Former Worshipful Master of the Albert Pike Masonic Lodge David Quammen Director of Planning and Economic Development, City of Hopkins Kersten Elverum 0 n,e . 1 BUILDING DESCRIPTION This section of the report provides exterior and interior descriptions of the building for documentary purposes. It also serves as a reference for the conditions assessment by explaining the dominant physical characteristics to be addressed. A11cUanni 111 M.cu ;, I i e- u r i c GENERAL BUILDING DESCRIPTION The Albert Pike Masonic Lodge Building is a two-story, brick, Colonial Revival style building with some Georgian features. The building was designed around the function of the main assembly hall. It has a modified rectangular plan, with a centered gable and wall beneath, which projects from its low-pitched, hipped main roof. The projecting section can be referred to as a pavilion. The roof has a prominent cornice with returns, and wide, boxed overhanging eaves with brackets. The original building consisted of only two floors above grade. In 1956, the building was raised, and a new foundation and basement were added. A modest, single -story addition to the north of the building was also constructed at that time. The walls of the original building are constructed out of a reddish -brown brick in a running bond. The addition is constructed in concrete block and clad in stucco. The ridges of both the primary and secondary roofs on the main building run north and south. The addition has a shed roof that slopes downward to the north. All roofs are covered with gray asphalt shingles. The character -defining features of the building's exterior include: the centered gable and pavilion, the low- pitched hipped roof, the wide eaves, the cornices with brackets and dentils, the rounded arch windows, the brickwork above windows, the brick corbelling, and the brick pilasters. BUILDING EXTERIOR South (Primary) Facade In addition to the projecting portion of the south facade, the front entrance is further defined by two brick pilasters that flank the door on either side. The pilasters have limestone bases that are visible above concrete steps. A gabled roof with return cornices rests on the pilasters above the door at the second floor level. This roof has o cornice ornamented with dentils. Primary (South) Facade. The door itself is asix-paneled door with two square top panels, and four rectangular panels at the bottom. The door has fixed sidelights on both sides, and a single, fixed transom window above. There are single lights mounted to the pilasters at the elevation of the transom. There is flat arch brick detailing directly above the door. A circular masonic emblem is mounted above the brickwork and below the center of the gable. There is one plaque mounted to the outside of both pilasters. South Emmnce. Fol At the second -floor level of the center portion of the fo4ade, there is a set of three tall, slender, double -hung windows. The central window is the tallest and has a rounded arched top. The two side windows are rectangular. The sections to the east and west of the central projection each have two openings. The bottom openings are rather large and have rectangular single -hung windows. The windows above, that correspond with the second story, are the some width and are single -hung. However, they are shorter and have rounded arch tops. There are several sections of fixed glass storm windows on the exterior. The storms consist of two rectangular pieces of glass on the bottom, with a mullion down the center, and a single fixed transom storm above. The rounded arch windows have rowlock brick arch detailing above them, and the rectangular windows have flat arch brick detailing. All windows have sandstone sills. There are two pilasters on the outermost comers of the south fa4ade. The fa4ade also has three horizontal bands Of corbeled brick along the tops of the back plane. East Facade The neighboring building to the east partially obscures the east facade. The exposed portion of the fa4ade has been painted with a thin, white coating. The main building is brick, and the north addition is concrete block. The only character -defining features of this fa4ade that are visible from the ground are masonry pilasters and bands of corbelled brick. The two window southernmost window openings remain on this facade. ,.:J:..I '"'1 o111 r -I', 'F iT `. I'I.F: Irl P1 The other window openings to the north were infilled with concrete masonry units. North (Back) FaW The north exterior wall of the addition is the north fogade of the building. When entering the building from the bark alley to the north, you pass through a set of double doors that are centered on the facade. There are a set of concrete steps to the doors from both the east and west that run perpendicular to the fa4ade. The entrance is covered, and has a small gabled roof overhang that is unornomented save for an 'Ancient Free and Accepted Masons" sign. The entrance has a decorative metal railing and faux wrought iron supports for the overhang. The other opening on the faSade is towards the west side of the entrance. This opening has been infilled and covered with plywood. However, there is still a set of concrete steps and a landing up to the opening. This door opening used to serve in conjunction with the back stairs for egress. The main shed roof eaves of the addition barely project from the fa4ade. There are downspouts that run down from the gutters at both the northeast and northwest corners of the building. There is mechanical equipment and several vents protruding from the top of the shed roof. West Facade The building to the west partially obscures the west fa4ade. The only feature of the main building visible from the back alley is the thin white coating over the brick. The west exterior wall of the north addition is covered with stucco. The gutters from the building to the west run all the way to the edge of the north addition, and its downspouts run along the addition's wall, Landscoving The Albert Pike Masonic Lodge Building is located on the north side of Mainstreet between Ninth Avenue North and Tenth Avenue North in Hopkins, Minnesota. There are commercial buildings on both the east and west sides of the building, and there is an alley behind the building to the north. It has the largest setback on the block, at about 25 feet from the street curb. The front door is several feet above the height of the sidewalk. The landscaping on the south side of the building is simple. There is a grass lawn and medium shrubs at the base of the building. A concrete and brick masonry retaining wall that is seven brick courses tall is constructed at the edge of the sidewalk. In the center, there are three concrete steps up to the lawn. There are on additional three steps and a landing directly in front of the main door. A faux wrought iron fence lines the yard at its edge above the retaining well. The central gate has two doors that swing towards the building and to the east and west. Partial View of the East Facade. North Facade. Partial View of West Fomde. BUILDING INTERIOR Throughout history, the main assembly hall was functionally and ceremonially the most important room for the masons and the other organizations that used the building. As mentioned earlier, all functions of the building were designed around the main assembly space. When entering from the south side of the building, occupants first circulate through the front lobby before passing through one of the two anterooms for the main assembly hall. Occupants can also go directly to the front stairway located on the southeast corner of the building through the lobby. This stairway leads directly to either the lower level assembly or the second level room. If proceeding north through one of the two lobby doors, the occupants can either access the two storage closets from the east anteroom, or a toilet room and office from the west anteroom. There is also a back room in the north addition, which can be accessed through the north door of the main assembly hall, or directly from the north entrance. The back stairway is accessible through the back room on the main level and leads directly to both the lower level kitchen or assembly hall. Similarly to the main level, the assembly hall on the lower level is also the central and most important space. A mechanical room located directly to the east of the kitchen is accessible by circulating through the assembly space. If occupants circulate through the assembly space to the south, they can enter a storage room, the women s lounge, or the men's toilet room. The women's toilet room is accessible through the women's lounge. The lower level assembly can also be accessed by the front stairway. MAIN ASSEMBLY HALL The main assembly hall is a large rectangular space that is centrally located in the building. The space is two bays long and the entire width of the building. The bays are marked on the center of the east and west walls by pilasters. The space measures roughly 50 feet by 35 feet and has double -height ceilings. Although the space is open, it is distinctly proportioned for the masonic ceremonial functions of the space. There are risers for seating on all sides of the room, and there is additional seating in a balcony on the south side. There is an altar located in the center of the room. One significant character -defining feature of the main assembly space is the balcony located on the south wall of the room at the building's second level. It can be assessed through a doorway in the main second floor space. The balcony is trapezoidal in footprint, and projects out about four and a half feet at its greatest depth. The two angular sides return from the primary depth to the southeast and southwest corners of the room. There is a fumed wood baluster along the entire edge of the balcony. The wood is stained o dark reddish -brown color. There are four square newel posts along the balcony edge that is perpendicular to the wall. The outer two are situated of the balcony corners, and the remaining two are spaced equidistant between them. There is a top rail to the baluster, but no prominent bottom rail. The baluster columns are flush with the wood floor of the balcony. The length of the wood floor boards run parallel to the south wall and are painted a medium -brown color. Below the baluster and on the edge of the structure, is a wood cornice. The underside of the balcony is finished in plaster, and painted the same off-white color that appears on the walls above the chair rail. Another charocter-defining feature of the room is the windows that are arranged along the original exterior walls of the building. Since the lots on either side of the building are now built upon, they no longer function as air and light sources for the room. However, the windows remain crucial to the proportions of the room and its identity as the most important space in the building. There are three large window openings on both the east and west walls, and two openings on the north wall. The east and west windows are single -hung, hvo-over-two f`t-"ao�"u Z %W K South Interior Wall of the Main Assembly Hall. West Interior Wall of the Main Assembly Holl. East Interior Wall of the Main Assembly Hall. North Interior Wall of the Main Assembly Hall. V,ew of Northwest window and trim. windows, each with a single arched transom above. The east opening on the north wall contains the some window configuration as the east and west openings. The west opening contains a door with transom windows above. The first window directly above the door is a single hopper window. Above the hopper window is a taller fixed window with a single vertical muntin. Above that, is a fixed arched window. All openings have two drapes that are hung at the trim above and come down just below the bottom window's sill. The drapes are a heavy gold fabric, with a slightly iridescent pattern. The drapes open at the middle and con be parted to the sides by pulling a cord. In addition to the drapes over the openings, there is a large drape that runs along the north wall. This drape does not cover a window, but is simply decorative and symbolic. The door opening on the west side of the north wall below the windows just described, contains a horizontal six -panel door that opens into the back addition. The hinge is on the west side of the frame, which is trimmed with a simple profile and has plinth blacks at the bottom. The trim is painted a light pinkish -tan color. There are three door openings in the south wall of the room. As mentioned earlier, there is a door in the middle of the wall that leads from the second -floor room to the balcony. There are also two doors on the first floor for access from the i .. SMT r 1'F ,'.DGF assembly hall's anterooms to the space itself. All three of the doors on the south wall have more elaborate trim, with pilasters and plinth blocks on either side of the door. There is also a frieze and cornice above each door. All the trim is painted the some pinkish -ton color. The doors themselves appear to be the some horizontal six -panel door design as the north door. However, it is covered with the wood paneling present throughout the anterooms and lobby. The side of the doors facing the antechambers each have a gold-plated door knocker on them. These knockers were used during Masonic ceremonies. In addition to the door trim, there is wood trim at three elevations on the walls. The first level is baseboard trim, which is at the floor level in most places, but follows the riser heights on the north wall. Since the riser heights have changed several times throughout the history of the Lodge, not all base trim lines up with the risers. Although the risers must be removed in order to determine the exact placement of all baseboard trim, it appears that some trim is present behind at least some of the risers on the east and west walls. The trim at the second elevation is a chair rail. This trim is very simple in profile. Under the chair rail on the east, south, and west sides, there is a layer of plywood over wood blocking. It is painted pinkish -tan to coordinate with the door frames. This level defines the transition between the wall and the ceiling. This trim piece, along with the wall between the chair rail and the ceiling, is painted a cream color. View of the Main Assembly Hall from the balcony. Main Assembly Hall ceiling with painted "G," grate, and stars visible. %Wl)ONmn1 �11<s ,. nir -' a View of the south riser, throne, and pillars, Main Assembly Hall. The ceiling begins to curve at the trim and becomes flat when it reaches the definitive ceiling level. This is a cove ceiling. The ceiling is pointed light blue, with white five -pointed stars painted in a random pattern. The stars symbolize the celestial beings that freemasonry is based upon. Another symbol strategically placed at the center of the north wall towards the ceiling, is the Letter "G." The Letter "G" stands for geometry. According to the teachings and practice of freemasonry, geometry is the first and most noble of the sciences., There ore four rectangular florescent light fixtures hanging from the ceiling. They are oriented in the north and south directions to match the length of the room. There ore also two ceiling fans centered in the width of the room, and on either side of a central decorative metal ceiling grate. The grate has six can lights attached to it. There are a few different colors of filter sheets over the can lights. They are red -orange, blue, green, and yellow. The decorative metal grate also functions as a ventilation grate. There is natural ventilation system concealed in the attic that vents the main assembly hall through the roof. The vent is opened by pulling a long chain to the south of the bump out on the east wall. I Cad H. Cloudy, Inbodudion to F,eemosonry IL Fellow mh (Morrolm n, NJ: TM Temple Publisters, 2002), 37. In addition to the grate, the room has an active ventilation system. There are two exposed ducts on the south side of the room that run from the floor at the comers of the room, to the bottom of the balcony, and jogs towards the center of the room about six and a half feet on each side. The duct boot and register grill point towards the north. There are also several floor vents towards the outside of the room on the east and west sides. Mosaic painting to the south on the An important ceremonial element of the main assembly hall is the risers. west well of the Main Asssembly Although the risers have been reconfigured several times throughout Hall, the history of the Lodge, they serve the some purpose of elevating the seating around the edges of the room. There are three main sections of risers. On the north and east walls, there is a large "L" shaped riser. At the northeast corner of the room, there is a triangular section of riser where the rectangular north and east risers are joined. On the south wall, there is a small rectangular riser. The west side of the room has one continuous platform that begins a few feet to the north of the edge of the southernmost window on that wall, and runs all the way to the northwest comer of the room. The risers are constructed over the main Mosaic painting to the north on the floor assembly, and are composed of wood framing that is covered with west well of the Main Asssembly a medium gray -blue carpeting. See the existing drawings included as an Hall. appendix to this report for the riser and seating arrangement that existed at the beginning of this survey period. I Cad H. Cloudy, Inbodudion to F,eemosonry IL Fellow mh (Morrolm n, NJ: TM Temple Publisters, 2002), 37. There are a few kinds of furniture in the room. There are throne -like chairs that come in o larger and smaller size. The large thrones were for the highest ranked officers and the smaller thrones were for the other offices. Both throne types are light -stained wood with red velour upholstery. The other chairs are primarily red velour theatre seats. These are reserved for the lowest -ranked officers and untitled members. In the northeast corner of the room, there is a light -stained wood desk and chair that was reserved for the secretary. The central piece of furniture in the room is the altar. This is primarily light -stained wood with a red velour upholstered table -top. There are red velour kneelers surrounding all sides of the altar. In addition to the chairs and altar, there is also an organ in the southwest corner of the room, and a large, black safe in the northeast comer of the room. There are two tower speakers mounted on both the east and west walls directly under the symbolic murals. There are also podiums located on all sides of the room, and a storage cabinet in the southeast corner. Mosaic painting to the south on the east wall of the Main Asssembly Hall. Mosaic painting to the north on the east wall of the Main Asssembly Hall. N111DO'MW %LACK ..I "I I - Ll Detail of portmit and window infill inside of office. In addition to functional furniture pieces, there are also a few ceremonial pieces. On the south end of the room, between the two doors, there are two large free-standing sculptural pillars, each with a large square base and a globe at the top. These spheres are a symbol of universality and the idea that actions on this earth extend through "the boundless realms of eternity."' Other ceremonial objects in the mom include masonic rods and gavels. There are also two flags on the north platform. In addition, there ore four mosaics painted on the walls. Two mosaics are painted on the east wall, and two are painted on the west wall. These mosaics are symbols of freemasonry. Another major symbolic element is the tan and brown vinyl file pattern on the floor. There is a large rectangular section of tile that is centered in the east/west direction and runs from the altar at the south to a few inches off the risers in the east. Most of the the is arranged in an alternating diamond pattern, similar to a checkerboard. There is also a strip boarder around the entire section, and an eight -pointed star medallion at the center. The freemasonry symbol is at the middle of the medallion. The rest of the floor is covered with light blue carpet. Due to the assembly hall's location in the building and lack of hallways on the main floor, people arriving at the front entrance must circulate through the hall to access the back room. Additionally, people assembling in the main hall can either egress through the front lobby or the back room. For this reason, exit signs are displayed above the two south doors, and to the east of the north door. LOBBY The lobby is the first room that you enter when you walk through the front door, The room is the entire width of the building, and has a stairway leading to the second floor and basement on the east side. There is a bump out at the entry on the south wall. The north wall has two doorways that lead through the main assembly anterooms and into the assembly hall. The doors appear to be original, but have been covered with wood paneling. The only major character -defining feature in the lobby is the white square wood newel post, balusters, and rail for the stair that leads to the second floor. 2 Carl M. Claudy Inlrodualon to Freemasonry II: Fellowooft (Mwrist wn, NJ: The Temple Publishers, 2002), 20-21. 0 -.." 1.. -ISPFT Pu'F I'il';FF incTn, =TPier iPFe F The floor is carpeted in a plain tan color and there are white ceiling tiles. Most of the walls are covered with dark wood panels, but there is one wall with accent wallpaper. There is dark brown trim that runs along the bottom of the walls, the seams of the panels, and around the openings. The top of almost all the walls are covered with a faux copper trim that projects out a few inches and the top and topers to the wall. There is a metal clock on the north wall that is installed directly into the wood paneling over the east door. The room is lighted by sphere pendent lights and a single shell sconce on the north wall over the stairs. Light -colored curtains are installed over the interior of both windows on the south wall. OFFICE The office can be accessed through the west main assembly anteroom by a door on the north side of its east wall. It is rectangular in plan, and has no significant character -defining features. All the walls are plaster with off-white paint. The floor has the some tan carpet as the lobby and the ceiling is covered with white plaster. There is a baseboard, a chair rail, and crown moldings on all sides of the room. There is a cornice over the door and over the infilled opening that used to be a window to the exterior. A coat rack and shelf are installed on the east wall. A full- length mirror is mounted to the back of the door. East wall of the Lobby. Al v'UnNniu;Aincn �� ui rr11 Z North wall of the Lobby. View into east closet from east Back room in the north addition, antechamber. facing northeast. WEST ANTECHAMBER The west antechamber provides access from the lobby to the main assembly hall. It also allows access to the office and toilet room. It is finished primarily in wood paneling, and has the some ceiling tiles that are in the lobby. One row of ceiling the is applied to the top of the antechamber's walls. The some tan carpet continues into the antechamber. MAIN FLOOR TOILET ROOM The main floor toilet room is accessed from the west antechamber through a horizontal six -panel door in its west wall. Wood paneling has been applied over it on the exterior. The room has medium -tone exposed wood floors, plaster walls that ore painted light blue, and white ceiling tiles. The toilet is in the northeast corner and the sink is in the southeast corner. There is a mirror on the south wall and a commercial paper towel dispenser on the west wall. A paper towel holder is mounted to the back of the door. There is white trim at the baseboard and around the door. There is a wood cornice over the door. WEST CLOSET The wrest closet is accessed through the east antechamber through a door on its east side. All walls and the ceiling are covered with plaster. The floor is covered in tan carpet that is peeling up to reveal brown asbestos file underneath. The baseboard trim and door casings are partially removed. There is a duct running from the southeast corner at the floor to the northeast corner at the ceiling. EAST ANTECHAMBER The east antechamber provides access from the lobby to the main assembly hall. It also allows access to the east and west closets. Its finishes match the west antechamber. EAST CLOSET The east closet is accessed through the east antechamber through a door on its west side. The door appears to be an original, horizontal six -panel, but it is covered with wood paneling on the exterior. There are shelves on the north and south walls, and hooks on the east wall. The floor has the same tan carpet that is in the antechambers and lobby. AhCaorvnloi xlMS: ^, roll• I, Lower Level Assembly Hall, facing southeast. View from front stair landing near the second level down to the main level. Ll BACK WORK ROOM The back work room has a set of double -doors to the exterior and also connects to the main assembly hall by a doorway in the west of its south wall. The room was used as a dressing room, work room, and storage over the history of the Lodge. There are six closets that open into the room, as well as a coat rack and shelf on the north wall. The room is painted tan, has tan and light brown carpet, and has a white ploster ceiling. The back room also connects to the back stairway, which connects to the basement. At some point, an egress door directly above the stair on the north wall was infilled. It appears that the stairway used to lead directly to the infilled door. BACK STAIRWAY The back stairway leads from the back room on the main floor, to the basement. There is a landing at the top of the stairway, and a section of floor at the bottom of the stairway before a doorway connects to the lower level assembly hall. There is another doorway at the bottom of the stairway to the east, which services the kitchen. The landing at the top has gray tile flooring, the stairs are covered with vinyl, and the bottom of the stairs has Floor tiles that match the main flooring in the lower level assembly hall. THE KITCHEN The kitchen on the lower level has two doors, one leading to the back stair, and one to the main lower level space. The flooring is light tan and light brown tile. There is white plaster on the walls, and white textured file on the ceiling. The space underneath the stair is open to the rest of the room. A dishwasher and some cabinets are currently in this space. The cabinetry and countertops ore primarily on the north and east walls, and there is also a section on the south wall. There ore sinks on the north wall, and ovens and refrigerators on the west wall. There is an island in the center of the room with cabinets and a cooktop. There is a pass-through between the south wall of the kitchen and the assembly space. MECHANICAL ROOM The mechanical room is a rectangular room on the northeast corner of the building on the lower level. It shares its west wall with the kitchen and its south wall is in line with the kitchen's south wall. It has on unfinished concrete floor. It holds several furnaces, a water heater, a sink, and electrical panels. =- T -1rr i,-nrF PIaTC.P1-:rr'i- 1PIPF� r, -r,iar Kitchen, view facing northeast. Kitchen, view facing northwest. LOWER LEVEL ASSEMBLY HALL The lower level assembly hall functioned primarily as space for social and philanthropy events, including the annual dinners held by the masons and the members of the Order of the Eastern Star. The room is largely rectangular in plan and is the entire width of the building. It can be accessed or exited through the front or back stairs. The room has three round columns that are centered in the east and west direction. They are equally spaced in the north and south direction. On the southwest corner of the room, there are two small closets that open up to the main space. The men's toilet room, the women's lounge and toilet room, and a storage room can be accessed through the space on the south side. On the west wall, there is a brick bump out that used to be a flue for heating the main assembly hall. There is also a brick fireplace with o wood mantel on the west wall. The flooring is nine inches by nine inches asbestos the in dark brown and tan. The plaster walls are pointed off-white. The same white ceiling file is in the kitchen and the assembly space. MEN'S TOLIET ROOM The men's toilet room has a small rectangular anteroom that can be accessed through the lower level assembly hall. The asbestos the and ceiling tiles from the assembly hall continue into the anteroom. The plaster walls are white, but have a light wood trim at a slightly higher N1,CDo,V1,4-ALux ce, is Men's Toilet Room. elevation than halfway up the door. The door and its frame are also light wood. The wall underneath the trim is painted an off-white color. The finishes from the anteroom continue into the main toilet room. The flooring is the some asbestos tile, but there are no dark brown tiles. All tiles are the lighter tan color. There are two white wood toilet stalls, one urinal, and two sinks. There are two mirrors above the sinks on the north wall, and a commercial paper towel dispenser between them. WOMEN'S LOUNGE The women's lounge is the anteroom for the women's toilet room. It is rectangular in shape and can be accessed through the lower level assembly hall. The floor is covered with brown carpeting and the ceilings have the some file as the main assembly hall. There is a light brown trim at a height about half of the height of the doors that continues along all walls. Above the trim is wall paper, and the below the trim is white plaster. WOMEN'S TOLIET ROOM The women's toilet room is assessed through the women's lounge, as well as the two utility closets within the room. The wall and ceiling finishes from the lounge continue into the women's toilet room. The flooring is the tan asbestos tile. There are three stalls with three toilet fixtures. There are two sinks, mirrors, and lightfixiures directly above. STORAGE ROOM The storage room can be accessed through the lower level assembly hall. There is a main, rectangular storage area, as well as a small area below the front stairway. FRONT STAIRWAY The front stairway provides access to all floors. The flight leading from the lower level to the main floor is plain, with light gray carpeting on the stairs and a light wood railing. The ceiling above is covered with the some white the as the main assembly hall. The flight from the main floor to the second level is more ornate. The flooring is brown carpeting on most of the stairs. However, on the top couple of stairs, the wood flooring beneath is exposed. There is a wood baluster that is painted white on the right as you go up, and o plain white rail on the left. The very bottom of the stair has a round, light wood railing. The ceiling is plaster. There is a small rectangular landing at the top of the stairs before you cross the threshold into the second Women's Lounge. floor room. The landing is covered with gray linoleum flooring. There is a fire extinguisher on the south wall. „It -IChE1 [IIF I ; - F H.°I' -U 1 b I l R F F ' k SECOND LEVEL ROOM The second level consists of one primary space, which is located over the south end of the building. The space is rectangular in plan, and was primorily used by the masons for small gatherings and meetings. The east side of the room is a kitchenette with counterspace and a sink. There is a large water beater in the northeast corner. There is one window on the east wall that looks out onto the roof of the building to the east. There are two windows on the west side that look out onto the roof of the building to the west. The room has red linoleum flooring and off-white plaster walls. There is a prominent wood baseboard and a chair rail that is painted tan. There is also a picture rail near the top of the wall. The ceiling and wall planes vary throughout the room. There is a large bump out on the north side of the room that contains attic space. On the north side of the building, there are curves at the comers where the all transitions to the celling. The ceiling, and part of the top of the walls, has a popcorn texture. A pipe that runs out of the wall and into the ceiling bump out on the west wall, is also popcorn textured. Hanging florescent fixtures are mounted into the ceiling. There are several vents in the north walls. There are three on the attic bump out and one large vent on the wall between the kitchenette and the door to the balcony. THE ATTIC The attic can be accessed through a central hatch in the top of the north wall in the second floor room. There is a large vent running from the ceiling grate in the main assembly hall through the roof. The structure is composed of wood beams and rafters. The ridge runs from north to south. There is some metal bracing. The roof is sheathed with wide wood boards. There are many ducts and pipes in the attic space. The attic appears to be insulated with vermiculite. There is also attic space above the north addition that can be accessed through a ceiling hatch in the west storage closet in the back room. Layers of insulation in this attic are visible through the glazing of the east window on the north wall of the main level assembly hall. View of the second level room focmg northwest. View of the kilcheneRe counter in the second level room facing southeast. Vh'PoN"I,i V,,,n a it it a View into the attic facing north, photo from the access hatch in the second floor MOM. CONCLUSION AND NEXT STEPS The high-priority items included in the "Future Planning Considerations Section" should be kept in mind throughout the entire process of rehabiliation and maintenance of this building. The following section calls out specific next steps and cost estimates to assist the HHS in phasing the project. AbVCUONAIn!-nIACA ,P1141111 1$ a a1 i `I. I P"t _ i,IiI F 'ir 6F" I. SUMMARY OF WORK IN PHASES AND COST ESTIMATES PHASE ONE - ASBESTOS ABATEMENT, LOBBY REMODEL, AND PLANNING TIMELINE: LOBBY DESIGN: 9/2017-1012017 LOBBY CONSTRUCTION: 1072017 RENDERINGS: 1072017 ESTIMATED COSTS: $117,500' 'This total does not currently include capital campaign consultant or prolessional/design fees ASBESTOS ABATEMENT $50,000 It is most efficient if all materials containing asbestos in the building are abated at the same time. It is important to note that because of the amount and locations of the asbestos in the building that needs to be abated, it is likely that that HHS will not be able to enter the building while that work is underway. LOBBY REMODEL CONSTRUCTION $67,500 The Hopkins Historical Society expressed the desire to preform work to the front lobby as soon as possible, because the room is suitable for temporary exhibit space and small events while the work to the main assembly hall is being completed. It is our understanding that HHS wishes to install an exhibit in this space in November. Commerciokquality materials, which are necessary for a public lobby space, generally have a lead time of several weeks to several months. In order to ensure that the space can be completed on time, it is important that the design work, asbestos abatement, and project bidding commence soon. Since the lobby ceiling will be finished as part of the remodel of the lobby, we recommend reinforcing the second floor structure concurrent with this work. Planning ahead for the reuse of the second floor now will be the most efficient use of time and money in the long-term. We generally recommend a 25% contingency on construction cost estimates at this stage for this type of work. That is calculated in the amount above. LOBBY REMODEL PROFESSIONAL/DESIGN FEES $XX,W In order to adequately plan ahead, some design work beyond the lobby will need to be completed at this time. We recommend that the design work at this time include:the remodel of the lobby, structural reinforcement design for the seconf floor, electrical and mechanical schematic design for the entire building (with final design for the lobby), and pre -design for the entire building (to ensure that the elevator placement and other work adjacent to the lobby are anticipated). KIM D0,\1111 NIA( A , LC HI r, C,S RAISING FUNDS We recommend that the HHS hire a capital campaign consultant to assist with the fundraising required to make these plans a reality. Having a consultant experienced with advising and organizing captial campaigns of this magnitude will be invaluable to HHS and well -worth the expense. INTERIOR RENDERINGS $2000-$3000 In previous, similar projects renderings of the main aspects of a remodel project have been a valuable tool for organizations to be able to share their vision for the space and their dedication to the project with potential donors. Renderings of the interior of the main assembly space/main gallery would be helpful in this instance. PHASE TWO - SOUTH EXTERIOR IMPROVEMENTS TIMELINE: DESIGN: 10/2017-2/2018 CONSTRUCTION: SPRING/SUMMER 2018 ESTIMATED COSTS: $190,750' 'This total does not currently include professional/design fees SOUTH EXTERIOR IMPROVEMENTS CONSTRUCTION $190,750 We recommend the exterior work to the building be done in a timely manner in order to prevent water infiltration that can cause further damage to the building. The work to the south side of the building will also improve the museum's street presence and show the progress that HHS is making towards making the new building their home. The work during this phase would include the restoration of the south facade of the building as well as accessibility modifications to the south lawn. We generally recommend a 25% contingency on construction cost estimates at this stage for this type of work. That is calculated in the amount above. SOUTH EXTERIOR IMPROVEMENTS PROFESSIONAUDESIGN FEES � 0 ICitRlc LFIx7 PIKE -C _-1 dl^Fn Sidi nioEY. 4rPL�r PHASE THREE - COMPLETE REMODEL OF THE BUILDING TIMELINE: DESIGN: 1/2018-2/2019 (Assume approximately 3-4 months during this time( CONSTRUCTION: 2019 ESTIMATED COSTS: $3,306,500 - $3,456,500- * This total does not currently include professional/design fees COSTS INCLUDE A RANGE FOR THE NORTH ADDITION OPTION 1: REMODEL EXISTING $150,000 OPTION 2: REPLACE WITH NEW STRUCTURE $300,000 We generally recommend a 25% contingency on construction cost estimates at this stage for this type of work. That is calculated in the amount above. FURNITURE, FIXTURES, AND EQUIPMENT $1,000,000 Displays and archival storage systems will have to be purchased to furnish the museum. In addition, furniture for the lower level assembly space will need to be purchased for event rentals. GRAND TOTAL PHASE ONE $117,500 PHASE TWO $190,750 P_H65E THREE $3,456 500 $3,764,750 estimated costs for complete remodel' `currently not including professional fees iMACUON\I 1)i MAC F AMI ,f I14� i, ® �. .i -r -. „� _ - �.-� APPENDIX A: STRUCTURAL REPORT H0P1,iW5 ALBERT E KE LOPc; E M,STOPIC Si R. iJ C 7 U RES REFOP, I Mi M1 Yo stri [JUITIenj June 8, 2017 7ttson Bassett Creek Business Center icdonald 901 North 3rd Street,# 100 ung Minneapolis. MN 55401 3ctural 612-827-7825 voice ,ineers 612-827-0805 fax Angela Wolf Scott MacDonald and Mack Architects 712 Grain Exchange Building 400 South 4th Street Minneapolis, MN 55415 Re: Albert Pike Lodge Floor Reinforcing Dear Angie: As you requested I have considered the reinforcing necessary to accommodate the following loading: 150 psf live load to accommodate book and printed material storage on the mezzanine level. It is my understanding that the owner would like to consider use of this space for a library. 100 psf live load to accommodate exhibits and public assembly on the first floor main assembly hall. It is my understanding that the owner would like to consider use of this space for museum exhibits. The museum exhibit space may include heavier equipment or displays at specific locations, but for a general sense of the reinforcing required, I have considered an overall live load of 100 psf on the entire floor area. 100 psf is the minimum live load requirement for public assembly and should be adequate for the majority of the equipment or displays. The attached drawings illustrate the existing framing and two possible options for reinforcing the floors. Please bear in mind that these are only preliminary, schematic drawings that provide the general scope and extent of the necessary work. Considerable portions of the existing framing were hidden from view. So assumptions were made that the existing framing size and layout that could be confirmed at isolated locations was representative of the remainder of the framing. nmi n -IIS,, 1 "I rut. 11dJ 17111.1 Med Pike Lodge - Floor Reinforcing 618/1] The attached drawing 51.0 illustrates the existing framing that was discovered and/or assumed based on the isolated areas observed. Preliminary calculations were performed for the mezzanine and assembly hall framing and the following live load capacities were determined: The existing framing at the mezzanine level has a likely live load capacity of 40 psf. The existing framing at the main assembly hall has a likely live load capacity of 60 psf. The attached drawing 51.1 illustrates one method (Option A) of reinforcing the mezzanine and assembly hall floors to accommodate the desired live load capacities stated above. A short description of the work for Option A: (See drawing S1.1) • Work to Reinforce the Mezzanine (See 1/51.1 and 2/51.1) o Install two new steel beams to support the existing mezzanine floor joists. • These beams could be installed tight to the underside of the floor joists, but in this case would be visible at the ceiling of the first floor lobby area. • The beams could be placed within the joist space and thus be hidden from view. This would require shoring the mezzanine joists and cutting each joist to allow the new steel beam to slip up above the ceiling level. o The new beams would bear on the existing masonry walls at the south and west. o New steel pipe columns would support the interior ends of the steel beams. • It appears that the new columns could be located within existing partition walls. o One new column would extend to the basement level and rest on a new footing poured near the existing bathrooms. o One new column would rest on the existing steel beam near the rear if the basement dining area. o The existing beam at the rear of the dining area that supports the new column will need to be reinforced or enhanced. • This beam could be reinforced by adding a new 8" deep steel beam immediately below the existing beam. This beam would be connected to the existing steel column at the middle of the room and bear on the east foundation wall. • Instead of the added steel beam a new pipe column could be added under the existing beam at the approximate mid span of the beam. A new footing would be required below this column. 'III X., J-, V,, `i.l l 10IY Ated Pike Lodge — Floor Reinforcing 8/8119 Work to Reinforce the Main Assembly Hall Floor (See 2/S1.1) o Add (2) — 2x12 joists to each existing floorjoist. • The new joists must bear on the existing beam spanning north to south at the middle of the room. • The new joists must bear on the existing foundation walls at the east and west. • This could be accomplished by cutting pockets in the masonry, but a more likely method would be to bolt a ledger angle to the face of the foundation wall to support thejoist ends. o Reinforce the existing steel beams located at the middle of the room. • These beams could be reinforced by adding a new 8" deep steel beam immediately below each existing beam. These new beams would be connected to the existing steel columns at the middle of the room and bear on the north foundation wall. • Instead of the added steel beam a new pipe column could be added under each existing beam at the approximate mid span of the beam. A new footing would be required below each new column. The attached drawing S1.2 illustrates another method (Option B) of reinforcing the mezzanine and assembly hall floors to accommodate the desired live load capacities stated above. A short description of the work for Option B: (See drawing S1.2) • Work to Reinforce the Mezzanine (See 1/S1.2 and 2/S1.2) o For this option, the existing wood stud partition walls will be used as bearing walls for the mezzanine joists. • Reinforce the longest span floorjoists over the lobby space. • Add (2) — LVL joists to each existing mezzanine floorjoist. • The existing wall studs will need to be verified and in some cases, may need to be reinforced with additional studs. • The existing headers over door openings will need to be verified and in some cases, may need to be reinforced with new headers. o The first floor joists that support the partition walls that have now become bearing walls will need to be reinforced. • Add (2) LVLjoists to each existing first floorjoist that supports the walls that are now bearing walls. • The existing wall studs at the basement bearing walls will need to be verified and in some cases, may need to be reinforced with additional studs. • The existing headers over door openings in these walls will need to be verified and in some cases, may need to be reinforced with new headers o The steel beam that supports the opposite end of the reinforced first floor joists will need to be reinforced. • Anew pipe column must be added under the existing beam at the approximate mid span of the beam. A new footing would be required below this column. mmlin-Ilk" 11 , I'v ,,14 I"ri Ailed Phe Lodge—Floor ReindTorng 8/8117 Work to Reinforce the Main Assembly Hall Floor (See 2/S1.2) o Add anew beam under the existing first floor joists. • This new beam could be (4) LVL wood members or an alternate would be a new steel beam. o Add new steel columns under the new beam. • The new columns align with the existing steel columns located at the middle of the room. • Each new column will require a new footing. As indicated above, the descriptions and illustrations of the work are based on a preliminary schematic design. Some modifications may be necessary and there are certainly other options or permutations of the illustrated designs. This design is intended to provide an idea of the scope of work necessary to accommodate the desired load capacities. If you have any questions concerning the above, please do not hesitate to contact me. Sincerely Mattson Macdonald Young, Inc. David H. Macdonald P.E. ininne. r", dada N— Ln 1 1]u1N